Escrow Tab Mobile Application System and Method

ABSTRACT

The present invention, EscrowTab mobile application system and method comprises automating, reviewing, executing, and transmitting documents used in real estate financial transactions by providing document data visualization on a mobile device allowing for review and execution of financial closing documents, such as promissory notes, deeds of trust and financial documents on a mobile device such as a tablet and relaying these documents to and from the originating financial institution, via means of the internet or dedicated communications media.

CROSS-REFERENCE TO RELATED APPLICATIONS

Incorporated by reference is provisional patent 62/498,865 filed Jan. 10, 2017.

STATEMENT REGARDING FEDERALLY SPONSORED RESEARCH OR DEVELOPMENT

“Not Applicable”

THE NAMES OF THE PARTIES TO A JOINT RESEARCH AGREEMENT

“Not Applicable”

INCORPORATION-BY-REFERENCE OF MATERIAL SUBMITTED ON A COMPACT DISC OR AS A TEXT FILE VIA THE OFFICE ELECTRONIC FILING SYSTEM (EFS-WEB)

Compact disk 1 “ET Patent-2017” for Windows™ download of EscrowTab Mobile Application System and Method, compact disk 2 “ET Patent-2017” for duplicate Windows™ download of EscrowTab Mobile Application System and Method, including file “EscrowTab App, Services+Systems Technology” 2543 KB and file “EscrowTab Dev Info for App, Services+Systems Technology” 273 KB.

STATEMENT REGARDING PRIOR DISCLOSURES BY THE INVENTOR OR A JOINT INVENTOR

“Not Applicable”

BACKGROUND OF THE INVENTION (1) Field of the Invention

The field of this invention is in automating, reviewing, executing, and transmitting documents used in financial lending transactions by providing document data visualization on a mobile device allowing for review and execution of all closing documents, including promissory notes, deeds of trust, and financial documents on a mobile device such as a computer tablet and relaying these documents to a financial institution via means of the internet or dedicated communications media.

The field of this invention is in visual display of financial lending data to provide understanding of the data and allowing for electronic execution of financial or escrow documents and allowing for electronic transmission of documents from a financial institution for electronic document filing in a digital media thereby eliminating paper handling and filing, thereby conserving natural resources.

The field of this invention is further in automating, reviewing, executing, and transmitting documents used in financial institution transactions related to Personal Property such as vehicles, major appliances, and promissory notes. All transaction documents in these financial areas are transmitted electronically from a financial institution to a borrower through an EscrowTab mobile application system and method of the present invention. Transmission medium is via the internet or a dedicated communications medium.

The EscrowTab mobile application and method is even further adaptable to financial transactions in financial instruments in Individual Retirement Accounts such as 401K's and similar financial instruments. All transaction documents in these financial areas are transmitted electronically from a financial institution to a retiree or future retiree through the EscrowTab mobile application system and method. Transmission medium is via the internet or a dedicated communications medium.

The EscrowTab mobile application system and method further conserves natural resources, for example, as the approximately 8 million financial transactions in the United States using paper documents can be transacted electronically and filed electronically with enormous savings in reviewing, signing, notary signing, and filing financial documents done electronically versus paper.

(2) Description of Related Art Including Information Disclosed Under 37 CFR 1.97

Financial lending transactions, in general, are document intensive. While there are numerous options for electronic or paperless loan applications at presents, there are few, if any, options to complete the loan closing. The closing paperwork typically involves approximately 100-200 legal and/or letter size printed pages which are reviewed and signed by the parties to the transaction. Typically, these paper pages are “imaged” or electronically scanned shortly after closing, and then subsequently discarded.

It would be advantageous to have a convenient application for a paperless device to facilitate document review, and document execution which replicated the process of signing paper documents. Through an electronic medium these documents would be transmitted by a financial institution to a mobile tablet for document review and execution at any secure location. Executed documents would then be transmitted back to the financial institution.

It would be advantageous to have a mobile computer tablet programmed with a mobile application to accept documents from a financial institution for review by the loan applicant(s) of these documents, to then execute by signature on the mobile application tablet itself using a stylus pen in a fashion that replicates the experience of signing paper documents with an ink pen. All signed transaction documents would then be transmitted electronically from to and from the originating financial institution through the mobile application system and method. Transmission medium is via the Internet or a dedicated communications medium.

It would further be advantageous to have a mobile application system and method adaptable to paperless documents in residential and commercial real estate transactions. A mobile application and method that further comprises banking transactions of personal property such as purchases of vehicles, major appliance purchases, and promissory notes by a lending bank or financial institution. All transaction documents in these financial areas are transmitted electronically from a financial institution to a borrower through a mobile application system and method. Transmission medium would be via the internet or a dedicated communications medium.

It would also be advantageous to have a mobile application system and method to create entities such as corporations, limited liability corporations, partnerships, limited partnerships and other entities to transact commercial real estate transactions.

It would even further be advantageous to have a mobile application and method even further adaptable to financial transactions in financial instruments in Individual Retirement Accounts such as 401K's and similar financial instruments. All transaction documents in these financial areas would be transmitted electronically from a financial institution to a retiree or future retiree through a mobile application system and method. Transmission medium would be via the internet or a dedicated communications medium.

Accordingly, it would even further be advantageous to provide a mobile application system and method to accomplish execution, or signing, of any document of financial transactions in Real Estate, Personal Property, Financial Transactions, Retirement Transactions, and Insurance Transactions, and Creation of Entities through the features of an electronic application system and method which replicates the experience of signing paper documents:

An even further objective is a mobile application system and method that conserves natural resources, for example, as the approximately 8 million mortgage transactions in the United States each using approximately 150 pages of paper, these documents can be transacted electronically and filed electronically with enormous savings in reviewing, signing, notary signing, and filing financial documents done electronically versus paper.

BRIEF SUMMARY OF THE INVENTION

The present invention, EscrowTab mobile application system and method comprises automating, reviewing, executing, and transmitting documents used in financial transactions by providing document data visualization on a mobile device allowing for review and execution of financial closing documents, such as promissory notes, deeds of trust and financial documents on a mobile device such as a tablet and relaying these documents to and from the originating financial institution, via means of the internet or dedicated communications media.

The present invention EscrowTab mobile application system and method provides visual display of document data for understanding of this data and allowing for electronic execution of financial closing documents and allowing for electronic transmission of such documents from a financial institution in conjunction with a loan applicant for electronic document filing in a digital media, thereby eliminating paper handling and filing, conserving natural resources.

The present invention EscrowTab mobile application provides a mobile application system and method to create entities such as corporations, limited liability corporations, partnerships, limited partnerships and other entities to transact commercial real estate transactions. Documents creating these entities are processed through the EscrowTab mobile application electronically through the internet or dedicated transmission medium.

The EscrowTab mobile application system and method further automates review and execution of documents used in Financial Institution transactions related to Personal Property such as vehicles, major appliances, and promissory notes. All transaction documents in these financial areas are transmitted electronically from a financial institution to a borrower through an EscrowTab mobile application system and method of the present invention. These transaction documents, when executed, are transmitted back to the financial institution. Transmission medium is via the internet or a dedicated communications medium.

The EscrowTab mobile application and method is even further adaptable to financial transactions in financial instruments in Individual Retirement Accounts such as 401K's and similar financial instruments. All transaction documents in these financial areas are transmitted electronically from a financial institution to a retiree or future retiree through the EscrowTab mobile application system and method of the present invention. Transmission medium is via the internet or a dedicated communications medium.

BRIEF DESCRIPTION OF THE SEVERAL VIEWS OF THE DRAWINGS

FIG. 1 is a flowchart of the EscrowTab system and method comprising Overlay editing of a PDF document with editable areas for signing and placing image stamps 50. A further step is to provide use of an editable layer to save and export signed and notarized PDF documents 52. Another step is to provide Full screen editable signing areas to recreate paper based experience of signing documents with an agent, notary and one or more people signing and initialing documents 54. A further step is to provide Signing states for agents, notary, and one or more people signing and initialing documents 56. Another step is to destroy unnecessary documents tablet/client mobile application after completing review and execution of documents 58. A further step is to provide algorithms to improve handwriting detection and detecting pen over hand touches for right and left handed people 60. A further step is to save image and editable areas and flatten onto PDF format excluding areas with no signage 62.

FIG. 2 are further steps of the EscrowTab system and method comprising the step of managing secure documents to be sent to and from the EscrowTab mobile application to be signed and notarized 70. A next step is to provide digital notary stamps through the EscrowTab mobile application for signature by a notary 72. Another step is to provide secure documents to an agent and receive documents through use of said mobile application 74. A further step is to provide digital re-creation of physical paper signing to tablets with digital pens 76. Another step is to provide secure editing and signing of documents that are transmitted from lending companies to agents and include a notary as part of the process 78. A further step is to create flow of digital documents that are only readable by the agent and client through the EscrowTab mobile application while being signed, when signing is complete the document on the client application is destroyed 80. A next step is to securely store signed and unsigned versions of documents through the EscrowTab mobile application 82.

FIG. 3 shows a flowchart of the EscrowTab mobile application and method comprising the steps of creating a MISMO compliant document as a PDF with entry of a PIN on said mobile application 200. A next step is to securely send said PDF document to a Title Company via the EscrowTab mobile application 210. A coincident step is to send said PDF document in electronic format via the internet or a dedicated communications medium 220. A next step is to execute by signature by a borrower signing said PDF document digitally by using a digital pen on the screen of a mobile device equipped with the EscrowTab mobile application 230. A further step is to provide an image seal of a notary seal on a digital layer of said PDF document 240. A coincident step is to execute a signature by a notary on his seal by digital pen 250. A next step is to transmit said executed PDF document to a financial institution 260.

DETAILED DESCRIPTION OF THE INVENTION

Incorporated by reference and claiming benefit of provisional patent U.S. 62/498,865, filed Jan. 10, 2017.

The present invention, EscrowTab mobile application system and method comprises automating, reviewing, executing, and transmitting documents used in Real Estate transactions by providing document data visualization on a mobile device allowing for review and execution of financial closing documents, such as promissory notes, deed of trusts, and financial documents on a mobile device such as a tablet and relaying these documents to and from a financial institution via means of the internet or dedicated communications media.

EscrowTab mobile application system and method provides electronic documents for real estate transactions based on MISMO™ standards, which is the standards development body for the mortgage industry. MISMO™ developed a common language for exchanging information for the mortgage finance industry. MISMO™ standards are accepted and deployed by every type of entity involved in creating mortgages, and they are required by most regulators, housing agencies, and lender's that participate in the industry.

The present invention provides visual display of Real Estate data for understanding of this data and allowing for electronic execution of financial or escrow documents and allowing for electronic transmission of Real Estate documents from a borrower to a Title Company for electronic document filing in a digital media, thereby eliminating paper handling and filing, conserving natural resources.

The EscrowTab system and method is developed as a mobile application and web based application. Incorporated by reference are compact disks with files ‘EscrowTab App, Services+System Technology’ and ‘EscrowTab Dev Info for App, Services+Systems Technology’. The various screens provided are:

Login via email and password

Document List+Search View

Document List+Search View with Filters

Document State View

Document View Signing

Document View Placement+Position/Zoom

Document View Date

Document Notary

The various screens used by the EscrowTab mobile application are discussed further in more detail.

A screen of the EscrowTab mobile application system and method shows an icon for Username and an icon for Password and further an icon for Double Authorization. When these fields are filled in, a Submit icon is tapped.

A second screen of the EscrowTab mobile application system and method shows an icon for Search with a field to fill information for locating files for a particular real estate closing, an icon for Loan Officer and an icon for Closing Documents. Once a Search field is located, Loan Officer, and Closing Documents, a Launch icon is tapped to launch the Closing Documents and an icon Preview is tapped to preview Closing Documents.

Another screen of the EscrowTab mobile application system and method shows an icon for Start Signing Process which will require a pin to be entered in icon Enter Pin with an icon for actual Pin Entry. Once Pin is entered, icon Review Documents is tapped.

A further screen of the EscrowTab mobile application system and method shows an icon Submit to submit and review closing documents.

Another screen of the EscrowTab mobile application system and method showing an icon Loan Detail Report which shows Loan Number, Borrower, Property Address, Worksheet #, Client #, and Report Date. This screen further shows Borrower/Seller showing Name of Borrower, Credit Agency Score, Range, Date, Factors, Final Resolution, Vesting to Read, and Sellers. This screen also shows Property showing Address, and Preliminary Title Information. The screen further shows Terms which comprises Terms of the Agreement, ARM which is interest and payment information, HELOC, and Miscellaneous. Also shown are Service Providers which includes Title Insurance. On the top of the screen is a Top Header showing icon fields Reprint Page, Notary, Complete and Page Back, and Page Forward.

A further screen of the EscrowTab mobile application system and method shows a Uniform Residential Loan Application, Type of Mortgage and Terms of Loan, Property Information and Purpose of Loan, Borrower information consisting of Borrower and Co Borrower information fields. This screen also includes Top Loan Header which includes icon fields Stylus On, Undo, Review/Live, Complete, Page Back and Page Forward.

Another a screen of the EscrowTab mobile application system and method shows a signature screen comprising Borrower Signature Line, and Witness Signature Line. Also shown is Top Loan Header which includes icon fields Stylus On, Undo, Review/Live, Complete, Page Back and Page Forward.

A further screen of the EscrowTab mobile application system and method shows a signature screen comprising Borrower Signature Line, and Lender Signature Line. Also shown is Top Loan Header which includes icon fields Stylus On, Undo, Review/Live, Complete, Page Back and Page Forward.

Another screen of the EscrowTab mobile application system and method shows a Corporation Assignment of deed of Trust with Corporation Signature Line, Preamble and Notary Signature Line. Also shown is a Stamp Top Header which consists of icon fields Stylus On, Undo, Enable Stamp, Complete, Page Back and Page Forward.

A further screen of the EscrowTab mobile application system and method shows a Corporation Assignment of deed of Trust with Corporation Signature Line, Preamble and Notary Signature Line. Also shown is a Stamp Top Header which consists of icon fields Stylus On, Undo, Enable Stamp, Complete, Page Back and Page Forward. This screen also shows superimposed on a Corporation Assignment of Deed of Trust screen a Submit icon field to submit the entered information, submitting to files of the EscrowTab mobile application system and method.

A further screen of the EscrowTab mobile application system and method shows a screen comprising icon fields Review Before Submit and Final Submit.

Another screen of the EscrowTab mobile application system and method shows a screen comprising icon fields LOGIN, TWO-FACTOR AUTH, and TEST USER AUTH.

A further screen of the EscrowTab mobile application system and method shows a document screen comprising a selection of documents with icon fields LAUNCH or REVIEW selections. Also shown is a Search Documents icon field to recall documents available for review and transact a signature or notary signature.

A further screen of the EscrowTab mobile application system and method shows a review screen comprising icon fields START SIGNING PROCESS, REVIEW DOCUMENTS, OR BACK TO DOCUMENTS.

Another screen of the EscrowTab mobile application system and method shows a signing screen showing a document to be reviewed and signed or provide a notary seal, comprising icon fields REPRINT PAGE, SIGN, NOTARY STAMP, AND COMPLETE field icons.

A further screen of the EscrowTab mobile application system and method shows a notary screen comprising icon fields LOGIN, TWO FACTOR AUTH, and TEST USER AUTH. Also shown are icon fields with REPRINT PAGE, SIGN, NOTARY SIGN, and COMPLETE icon fields.

Another screen of the EscrowTab mobile application system and method shows a signing screen and further shows a signed document. This screen also comprises icon fields with REPRINT PAGE, SIGN, NOTARY STAMP, and COMPLETE.

A further screen of the EscrowTab mobile application system and method shows a notary screen with icon fields USE STAMP, AND LOGOUT. This screen further shows icon fields comprising REPRINT PAGE, SIGN, NOTARY SEAL, and COMPLETE.

A last screen of the EscrowTab mobile application system and method shows a notary signed screen showing a document which is signed and stamped with a notary seal via the EscrowTab mobile application system and method.

The loan documents transmitted to the EscrowTab mobile application are prepared by a financial institution or an agent of a lender. The number of documents to sign and document content will depend on the financial institution. The loan documents are reviewed and executed using the EscrowTab mobile application system and method. Typical loan documents are:

-   -   i. A note. This document provides evidence of debt to a lender,         a description of the loan terms, and a means for the lender to         transfer or collect the debt. A note will state the amount of         debt, the initial interest rate, the terms of any interest rate         changes, and the time and place for payment. A note has value in         and of itself, similar to checks or instruments of value. A         lender can sell a loan and will physically give a note to a loan         purchaser. A note will be reviewed and signed by the borrower         using the EscrowTab mobile application.     -   ii. A mortgage or deed of trust. A mortgage, or deed of trust,         is an agreement to put up the real estate property as collateral         for a loan. It is signed by the borrower using the EscrowTab         mobile application and transmitted to the home office of the         lender via the EscrowTab mobile application. It is typically         recorded in a county recorder's office, and becomes a lien         against the real estate property.     -   iii. A loan application. A loan application form is completed to         apply for a real estate loan. A lender will fill a loan         application form with information provided by an original loan         application for closing of documents. This loan application at         closing will be reviewed for changes using the EscrowTab mobile         application, and can be updated with the EscrowTab mobile         application.     -   iv. A loan estimate and closing disclosure. For financial         applications, a borrower will receive a loan estimate which         provides information on all closing documents with disclosure of         financial information, viewed on the EscrowTab mobile         application.     -   v. Associated documents. Various other disclosures and         agreements may be included in a loan package and viewed and         reviewed by the EscrowTab mobile application. A compliance         agreement is used to fix any discrepancies in loan documents, an         agreement which is reviewed and executed via the EscrowTab         mobile application.     -   vi. Affidavits. A lender may require a borrower to sign         affidavits certifying that a borrower will occupy a property as         a primary residence, signed via the EscrowTab mobile         application.     -   vii. Real Estate Title Documents. A main title document is a         title insurance commitment showing a party in title. This         document also shows all of the liens or other clouds on tile. A         title commitment document is reviewed through the EscrowTab         mobile application.     -   viii. ALTA statement. A title company includes an ALTA         statement, which is a one page affidavit similar to a seller's         affidavit of title, viewed through the EscrowTab mobile         application.     -   ix. Disbursement Agreement. This document allows a title         company, as escrowee, to disburse loan proceeds, reviewed and         executed through the EscrowTab mobile application.     -   x. As with residential transactions, commercial real estate         transactions will include a typical quitclaim deed, non-foreign         affidavit and title affidavit.     -   xi. However, there will be several other documents included in         the transfer package, viewed and executed through the EscrowTab         mobile application.

The present invention EscrowTab mobile application provides a mobile application system and method to create entities such as corporations, limited liability corporations, partnerships, limited partnerships and other entities to transact commercial real estate transactions.

-   -   Features of the present invention, the EscrowTab mobile         application system and method are the following:         -   i. Overlay editing of a PDF document with editable areas for             signing and placing image stamps through the EscrowTab             mobile application;         -   ii. Through the EscrowTab mobile application, provide use of             an editable layer to save and export signed and notarized             PDF documents;         -   iii. Through the EscrowTab mobile application, provide Full             screen editable signing areas to recreate paper based             experience of signing documents with an agent, notary and             one or more people signing and initialing documents;         -   iv. Through the EscrowTab mobile application, provide             Signing states for agents, notary, and one or more people             signing and initialing documents;         -   v. Documents are destroyed on tablet/client mobile             application after completing review and execution of             documents through the EscrowTab mobile application;         -   vi. Through the EscrowTab mobile application provide             Algorithms to improve handwriting detection and detecting             pen over hand touches for right and left handed people;         -   vii. The EscrowTab mobile application is optimized to only             save image/editable areas and flatten onto PDF excluding             areas with no signage;         -   viii. For a Notary, manage secure documents to be sent to             and from the EscrowTab mobile application to be signed and             notarized;         -   ix. For a Notary, provide digital notary stamps through the             EscrowTab mobile application;         -   x. For an Agent of a financial institution to manage             important secure documents to be sent to and from the             EscrowTab mobile application to be signed and notarized;         -   xi. In general, through the EscrowTab mobile application,             digital re-creation of physical paper signing to tablets             with digital pens;         -   xii. In general, through the EscrowTab mobile application,             secure editing and signing of documents that are transmitted             from lending companies to agents and include a notary as             part of the process;         -   xiii. In general, create flow of digital documents that are             only readable by the agent and client through the EscrowTab             mobile application while being signed, when signing is             complete the document on the client application is             destroyed; and         -   xiv. In general, securely store signed and unsigned versions             of documents through the EscrowTab mobile application.

The following is a high level overview of the EscrowTab (ET) app and features in the field of real estate documents:

-   -   i. The scope of the EscrowTab product is to facilitate the         signing, notarizing and secure transfer of documents to and from         financial institutions and their agents.     -   ii. Improve the financial closing process into a digital format         that adheres to MISMO compliance and can securely send and         receive financial documents between stakeholders in the workflow         process.         A process and work flow for use of EscrowTab in real estate         transactions is the following:     -   i. Create an MISMO compliant document as a PDF with entry of a         PIN     -   ii. Securely send PDF documents to a Title Company via EscrowTab         mobile application system and method     -   iii. A Title Company using EscrowTab receives a PDF document via         the internet or a dedicated communications medium     -   iv. A borrower signs the PDF document digitally using the         EscrowTab mobile application     -   v. A Title Company notarizes the document digitally via the         EscrowTab mobile application     -   vi. A Title Company Securely Sends an executed PDF document to a         financial institution via EscrowTab mobile application         Scope of the EscrowTab mobile application system and method is         the following:     -   A Windows style application running on a computer tablet that is         paper size     -   Secure document transfer from a financial institution to a         mobile device running the EscrowTab mobile application     -   The EscrowTab mobile application displays MISMO compliant PDF         documents on a computer tablet     -   The EscrowTab mobile application allows a borrower to review and         sign digitally on the surface of a computer tablet     -   The EscrowTab mobile application allows a notary to place a seal         and sign digitally on the surface of a computer tablet     -   The Escrow Application will send back the encoded unaltered PDF         document file and signed file securely to company of origin via         the EscrowTab mobile application system and method         Separation of Title Instructions via the EscrowTab mobile         application are the following:     -   Signature tags and validation     -   Biometric login/signature     -   Document tracking, auditing features

The EscrowTab mobile application system and method provides for the following features plus workflow:

-   -   i. PDF Document Editing     -   ii. PDF Document Signing

The EscrowTab mobile application system and method contains a fast native mobile canvas to allow digital signatures and digital placement of notary stamps while reviewing or editing the document for signing and stamping.

Workflow Features of the EscrowTab mobile application system and method help the goal of EscrowTab to improve the process of financial-loan document workflows by allow digital signatures and notarization, or other document affirmation, of MISMO compliant documents using computer tablets. Customers sign documents that re-create the physical paper signing experience and adheres to the same MISMO compliance.

EscrowTab mobile application Features for Workflow are the following:

-   -   i. Digital re-creation of physical paper signing to computer         tablets with digital pens     -   ii. Secure editing and signing of PDF documents that are         transmitted from companies to agents for borrowers to sign,         including a notary or other document affirmation as part of the         process     -   iii. Create flow of digital documents that are only readable by         an agent through the EscrowTab mobile application while being         signed; when signing is complete the document is destroyed     -   iv. Securely store signed and unsigned versions of documents         between EscrowTab workflows

EscrowTab Mobile Application System and Method Organizations

Organizations are the top most role in the EscrowTab mobile application systems. An organization can have many documents, agents, and notaries that have secure access to signing workflows and completed PDF documents. Organizations use the EscrowTab management web application and mobile application to manage the processes and teams needed to execute financial documents digitally.

EscrowTab mobile application Organization Tools are the following:

-   -   i. Manage important secure documents to be sent to and from the         EscrowTab mobile application to be signed and notarized.     -   ii. Manage work of loan agents who have access via the EscrowTab         mobile application     -   iii. Manage work of title agents or companies who have access to         the EscrowTab mobile application     -   iv. Manage work of notary agents and provide digital notary         stamps via the EscrowTab mobile application     -   v. Manage PDF document availability     -   vi. Manage PDF document states along workflow via the EscrowTab         mobile application

Financial institutions, and their agents, on the EscrowTab mobile application may send or receive documents to be signed by the applicant, Title Company, and notary or other document affirmation process. Financial institutions are provided the following tools via the EscrowTab mobile application:

-   -   i. Manage important secure documents to be sent to and from the         EscrowTab mobile application to be signed and notarized, or         other document affirmation, between financial companies and         their agents     -   ii. Manage the work of loan agents who have access to the         EscrowTab mobile application     -   iii. Manage the work of title agents or companies who have         access to the EscrowTab mobile application     -   iv. Manage the work of notary agents and provide digital notary,         or other affirmation stamps via the EscrowTab mobile application     -   v. Manage documents in the EscrowTab mobile application system         to securely send and receive these documents

Financial institutions or their agents may send or receive documents to be signed by the applicant, other parties to the transaction, and/or notary, or other document affirmation, via the EscrowTab mobile application. Include the following:

-   -   i. Manage important secure documents to be sent to and from the         EscrowTab mobile application to be signed and notarized between         financial companies and their agents     -   ii. Manage the work of loan agents who have access to the         EscrowTab mobile application     -   iii. Manage the work of title agents or companies who have         access to the EscrowTab mobile application     -   iv. Manage the work of notary agents and provide digital notary         stamps via the EscrowTab mobile application     -   v. Manage documents in the EscrowTab mobile application system         to securely send and receive these documents

Notary Agents are provided the following tools via the EscrowTab mobile application:

-   -   i. Digital notarization that follows paper based notary work         flow     -   ii. Digital notary or other document affirmation stamps     -   iii. Digital notary or other document affirmation management         system for any notary who has access to the EscrowTab mobile         application

Systems

The systems that run EscrowTab include the mobile application, management web application, backend servers in the cloud, storage, and databases. These systems will be further explained.

The EscrowTab mobile application system and method comprises Canvas Drawing Overlay Signing plus Notary. Native drawing overlay using Window native libraries to create faster drawing experience for signing and stamping. Highly optimized save and loading flows for loading document content from disk, service or as paged through the document.

Secure Saving, Loading, and API Sending Plus Receiving

Securely send encrypted documents through the EscrowTab mobile application system and method. The EscrowTab mobile application uses services AES 256 for encryption and SHA 256/512 hashes for verification.

Server/Cloud

Web services API backend is used to facilitate all securely sent and received documents. Web services are a secure rest API built using standard web services to communicate with the backend at any cloud provider.

Web Management Application

The web management application allows management of companies, users of all types and documents. Users include administrators, financial institutions and their agents.

Secure Document Storage Plus Data

Securely store the documents that are to be signed and store documents after signing is complete. Securely store all data associated with company, agent, notary and document information that run the EscrowTab mobile application and services.

Technology

Technologies used for building EscrowTab include tools ranging from data to interactive user interfaces.

EscrowTab Mobile Application

The EscrowTab mobile application system and method is built with Xamarin. Xamarin is used to be similar to the backend and built with .NET/C#. Similar libraries are used on the mobile application and server to help improve integration and consistency.

Xamarin allows the EscrowTab mobile application to be developed once for most of any mobile platforms, with specifics on each platform for only the features/libraries needed to get the most out of performance, such as the drawing overlay in native drawing libraries, while most of the application is in shared views for any platform.

Server/Cloud

Azure Cloud plus App Services is the current cloud provider that stores all EscrowTab mobile application data securely and facilitates service routes for different states/views of the mobile application.

Encrypted documents in unsigned and signed states are stored only on the server in encrypted storage. Documents are destroyed on the mobile client app when the signing process is complete for that document workflow.

Azure SQL Databases

Normalized data that contains all company, agent, notary, and document information is contained within Azure SQL Databases.

Commercial Real Estate EscrowTab Mobile Application Transactions

The EscrowTab mobile application system and method is adaptable to commercial real estate transactions. Unless the commercial property consists of raw land, there will be an assignment and assumption of leases. These documents processed through the EscrowTab mobile application accomplish three goals. First, it clarifies that the obligations of the seller under the leases have been passed to the buyer. The seller does not want to be subject to the contractual obligations under the leases for things such as tenant build-outs, etc. Second, the document clarifies that the benefits of the seller under the leases have passed to the buyer of the property. Third, these documents are useful tools for notifying tenants that the property has been conveyed. Many national tenants require formal documentation between the seller and buyer of the property. These documents are transmitted through the EscrowTab mobile application for review and execution. There usually will be a sale and assignment of contracts. Typically, the buyer of a commercial property will want to retain at least some of the service contracts for the property, such as elevator maintenance, landscaping, etc. All of these types of documents are transacted through the EscrowTab mobile application.

Closing Commercial Real Estate Transactions Through the EscrowTab Mobile Application System and Method.

The present invention, EscrowTab mobile application system and method provides a mobile application system and method to create entities such as corporations, limited liability corporations, partnerships, limited partnerships and other entities to transact commercial real estate transactions through documents transacted via the EscrowTab mobile application.

(1) Use of Entities.

-   -   The biggest difference between closing a residential real estate         transaction and commercial real estate transaction is the use of         entities, rather than individuals, in the ownership of the real         estate. Commercial real estate is rarely owned by individuals         because of the desire to limit liability and the demands of         capital sources. Closing a commercial real estate transaction         involves attention to the organization of new entities and the         authorization of the transaction through the management         structure of the entities. These documents are transmitted,         reviewed, and executed through the EscrowTab system and method         by principals of the contractual entities.     -   Commercial property is underwritten by investors and lenders on         the cash flow and appraised value of the property, with much         less emphasis on the credit of the principals. Having the         property owned in an entity will shield the property from the         credit risk of individual principals. Principals of these         entities review and execute associated documents through the         EscrowTab mobile application.

(2) Escrow.

-   -   A commercial real estate closing will generally involve a more         formal escrow process than in a residential transaction.         Typically, the title agent will agree to hold the money, collect         and record all documents, and wire out the money. The more         formal escrow is due largely to the larger sums of money         involved and the numerous documents that may come in from other         capital sources. These numerous documents are reviewed and         executed through the EscrowTab mobile application.

(3) Title and Survey.

-   -   Title to a commercial property is generally more complex than         title to a residential property. In most commercial property         there is an amalgam of numerous lots, subject to easements for         utilities, old rights of way, etc. These numerous documents are         reviewed and executed through the EscrowTab mobile application.     -   For commercial properties, an ALTA survey is required to delete         the survey exception on a title policy. Mortgage plot plans are         not sufficient. These ALTA documents are reviewed and executed         through the EscrowTab mobile application.

(4) Pre-Closing Diligence.

-   -   Most commercial transactions provide for a fixed diligence date.         Much work needs to be done and agreed upon prior to the closing.         Zoning, title, survey and tenant leases must be acceptable to         the purchaser, and the purchaser must raise any objections prior         to the expiration of the diligence period. These numerous         documents are reviewed and executed through the EscrowTab mobile         application.

(5) Closing Documents.

-   -   As with residential transactions, commercial real estate         transactions will include a typical quitclaim deed, non-foreign         affidavit and title affidavit. However, there will be several         other documents included in the transfer package. These numerous         documents are reviewed and executed through the EscrowTab mobile         application.

The EscrowTab mobile application system and method further automates review and execution of documents used in Financial Institution transactions related to Personal Property. All transaction documents in these financial areas are transmitted electronically from a financial institution to a borrower through an EscrowTab mobile application system and method of the present invention. These transaction documents, when executed, are transmitted back to the financial institution. Transmission medium is via the internet or a dedicated communications medium.

There is typically a bill of sale conveying any personal property included in the real estate transaction. This personal property would not otherwise transfer to the buyer with the transfer of fee title. This document also transfers items such as warranties and supplier guarantees. Most roof warranties require an explicit assignment for the warranty to remain in effect. These instruments are reviewed and executed through the EscrowTab mobile application.

(a) Title Issues.

-   -   The title review process is used to determine the condition of         the title to be transferred to the buyer at closing as well as         identifying potential title problems. Title documents are         processed through the EscrowTab mobile application.     -   Title Insurance Commitment.     -   The initial step in the title review process is the issuance of         a title insurance commitment or preliminary title report. This         initial document provides documentation of the current state of         title for the property and includes the precise legal         description of the property. These documents are processed         through the present invention, EscrowTab mobile application         system and method. 

What is claimed is:
 1. A Document Data Visualization system and method for review and execution and notary seal of contractual documents comprising the following: i. Automating contractual documents by a lending institution by providing editable layers in PDF format of the contractual documents; ii. Transmitting in electronic format of the editable layers in PDF format of the contractual documents to a mobile device; iii. Reviewing the contractual documents by an agent and contracting parties on said mobile device by scrolling through the contractual documents in editable layers in PDF format; iv. Executing the contractual documents transmitted electronically in editable layers in PDF format on said mobile device by a signature made by a contracting party on the mobile device displaying the editable layers using a digital pen; v. Providing a notary seal of a notary in said editable layers of contractual documents in PDF format; vi. Executing a notary seal in said editable layers of the contractual documents by providing an electronic signature by the notary whose seal appears on said editable layers in PDF format of the contractual documents; vii. Transmitting said contractual documents in editable layers in PDF format to the lending institution in electronic format from the mobile device; and viii. Storing of said contractual documents in editable layers in PDF format in an electronic storage medium.
 2. The claim as in claim 1 wherein automating contractual documents by a lending institution comprises providing editable layers in PDF format of the contractual documents.
 3. The claim as in claim 1 wherein transmitting contractual documents comprises transmitting in electronic format of the editable layers in PDF format of the contractual documents to a mobile device.
 4. The claim as in claim 1 wherein reviewing the contractual documents by an agent and contracting parties on said mobile device comprises scrolling through the contractual documents in editable layers in PDF format on said mobile device.
 5. The claim as in claim 1 wherein executing the contractual documents transmitted electronically in editable layers in PDF format on said mobile device comprises providing a signature made by a contracting party on said mobile device using a digital pen superimposed on a screen of said mobile device to fill a signature space of said editable layers of contractual documents.
 6. The claim as in claim 1 wherein providing a notary seal of a notary in said editable layers of contractual documents in PDF format comprises providing a display of a notary seal on the screen of said mobile device.
 7. The claim as in claim 1 wherein executing a notary seal in said editable layers of the contractual documents comprises providing an electronic signature by said digital pen superimposed on said notary seal by the notary whose seal appears on said editable layers in PDF format of the contractual documents;
 8. The claim as in claim 1 wherein transmitting said contractual documents in editable layers in PDF format to the lending institution comprises transmitting contractual documents in editable PDF layers in electronic format from said mobile device via internet or a dedicated medium.
 9. The claim as in claim 1 wherein storing of said contractual documents comprises storing said editable layers in PDF format of said contractual documents in an electronic storage medium.
 10. An EscrowTab system and method to create real estate contractual documents in electronic format and transmit these documents to a mobile device for review, for execution by digital signature, for notarization by a notary, and for transmitting executed and notarized documents to a lending institution comprising the steps of: i. Creating an MISMO compliant document as a PDF electronic document; ii. Securely sending said PDF electronic document to a Title Company; iii. Securely sending said PDF electronic document to a mobile device for borrower review and execution by digital signature on said mobile device; iv. Providing a notary seal on said PDF electronic document for digital signature by a notary; and v. Securely sending said PDF electronic document to a lending institution.
 11. The claim as in claim 10 wherein creating a MISMO compliant document as a PDF electronic document comprises creating editable layers of said MISMO format contractual document.
 12. The claim as in claim 10 wherein securely sending said PDF electronic document to a Title Company comprises transmitting of said contractual documents in editable layers via internet or dedicated medium.
 13. The claim as in claim 10 wherein securely sending said PDF electronic document to said mobile device for borrower review and execution by digital signature on said mobile device comprises superimposing a digital signature on the screen of said mobile device by a digital pen filling in an electronic signature on an editable layer of said PDF electronic document.
 14. The claim as in claim 10 wherein providing a notary seal on said PDF electronic document for digital signature by a notary comprises providing an electronic notary seal on an editable layer of said PDF electronic document and superimposing a digital signature on said editable layer by a digital pen on the screen of said mobile device.
 15. The claim as in claim 10 wherein securely sending said PDF electronic document to a lending institution comprises said mobile device transmitting electronic editable layers of said PDF electronic document via internet or a dedicated medium to the lending institution.
 16. An EscrowTab mobile application system and method to overlay editing of a PDF document with editable areas for signing and placing image stamps comprising: i. providing use of editable layers of a PDF electronic contractual document on a mobile device; ii. providing full screen editable signing areas on said PDF electronic contractual document to recreate paper based experience of signing documents with an agent, notary, and borrower signing and initialing said PDF electronic contractual document; iii. providing signing states for agents, notary, and borrower signing and initialing said PDF electronic contractual document; iv. destroying said PDF electronic contractual document on said mobile device after completing review and execution of said PDF electronic contractual document; v. providing algorithms in the EscrowTab mobile application to improve handwriting detection on said mobile device and detecting pen over hand touches for right and left handed people; vi. optimizing to only save image and editable areas and flatten onto PDF electronic format excluding areas with no signage; vii. providing digital image notary stamps on editable layers of said PDF electronic contractual document; viii. transmitting of said editable layers of said PDF electronic contractual document via internet or a dedicated medium to said mobile device; ix. providing digital re-creation of physical paper signing to said mobile device by digital pens; x. providing secure editing and signing of documents that are transmitted from lending companies to said mobile device to agents and include a notary as part of the process; xi. creating flow of digital documents that are only readable by the agent and client while being signed, when signing is complete the document on the client application is destroyed; and xii. storing securely said signed and unsigned versions of electronic PDF documents.
 17. The EscrowTab mobile system and method of claim 16 wherein providing editable layers in PDF format comprises providing a fast native mobile canvas to allow digital signatures and digital placement of notary stamps while reviewing or editing the document for signing and stamping.
 18. The EscrowTab mobile system and method of claim 17 wherein said digital signatures and digital placement of notary stamps comprises providing signing states on said native mobile canvas for digital signature on the surface of said mobile device for agents, notary, and borrower signing and initialing said PDF electronic contractual document.
 19. The EscrowTab mobile system and method of claim 18 creating flow of digital documents comprises providing editable layers in PDF format that are only readable by the agent and client while being signed, when signing is complete the document on the client application is destroyed.
 20. The EscrowTab mobile system and method of claim 19 wherein transmitting of said contractual documents comprises transmitting in electronic format the editable layers of said PDF electronic contractual document via internet or a dedicated medium from said mobile device to a lending institution for storage in an electronic storage medium. 